C2-8A Zoning District — New York City
C2-8A is a contextual, low-density Local Commercial District (NYC Zoning Resolution § 11-122) in New York City.
C2-8A at a glance
It allows commercial uses, and generally also housing under the rules of a residential-equivalent district. As of right, the maximum residential FAR is 10 and the maximum commercial FAR is 2. 101 tax lots citywide carry C2-8A as their primary zoning designation.
Bulk rules for C2-8A
| Context | Residential FAR | Commercial FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|---|
| As of right | 10 | 2 | 10 | 80% | — | NYC Zoning Resolution § 34-112 (C2-8A→R10A); § 33-122 (comm FAR); § 33-123 (CF FAR); § 23-22 |
| As of right — narrow street | 10 | 2 | 10 | 80% | Base 60–125 ft · Max 185 ft | NYC Zoning Resolution § 34-112 (C2-8A→R10A); § 33-122 (comm FAR); § 33-123 (CF FAR); § 23-22, § 23-432 footnote 2, § 23-431 |
| As of right — wide street | 10 | 2 | 10 | 80% | Base 125–155 ft · Max 215 ft | NYC Zoning Resolution § 34-112 (C2-8A→R10A); § 33-122 (comm FAR); § 33-123 (CF FAR); § 23-22, § 23-432 footnote 1, § 23-431 |
| Qualifying affordable housing | 12 | 2 | 10 | 80% | Max 235 ft | NYC Zoning Resolution § 34-112 (C2-8A→R10A); § 33-122 (comm FAR); § 33-123 (CF FAR); § 23-22 |
| Qualifying affordable housing — narrow street | 12 | 2 | 10 | 80% | Base 60–155 ft · Max 235 ft | NYC Zoning Resolution § 34-112 (C2-8A→R10A); § 33-122 (comm FAR); § 33-123 (CF FAR); § 23-22, § 23-432 footnote 2, § 23-431 |
| Qualifying affordable housing — wide street | 12 | 2 | 10 | 80% | Base 125–155 ft · Max 235 ft | NYC Zoning Resolution § 34-112 (C2-8A→R10A); § 33-122 (comm FAR); § 33-123 (CF FAR); § 23-22, § 23-432 footnote 1, § 23-431 |
Values from the NYC Zoning Resolution, verified 2026-10-06; site-specific overlays, special districts, and waterfront rules can modify them — run a full lookup for a specific lot.
About commercial districts
Commercial districts allow retail, office, and service uses, and most also allow housing under the rules of a residential-equivalent district. Commercial bulk is governed by § 33- of the NYC Zoning Resolution.
Contextual districts pair their floor-area ceilings with prescribed base and maximum building heights so new buildings mirror existing neighborhood form; non-contextual districts govern the envelope through more general height and setback rules, such as sky exposure planes. Commercial districts also allow residences under the rules of a residential-equivalent district, while manufacturing districts generally exclude new residences. Overlays and special purpose districts can modify any of this on a specific lot.
Example lots zoned C2-8A
- 1660 2 Avenue62,965 sq ft lot · 10.97 built FAR · built 1964
- 1538 3 Avenue28,535 sq ft lot · 11.88 built FAR · built 1991
- 240 East 86 Street16,347 sq ft lot · 16.39 built FAR · built 1998
- 1524 3 Avenue44,425 sq ft lot · 14.66 built FAR · built 1967
- 205 East 85 Street20,426 sq ft lot · 13.94 built FAR · built 2007
- 1659 2 Avenue25,177 sq ft lot · 14.43 built FAR · built 1970
- 201 East 86 Street10,315 sq ft lot · 24.9 built FAR · built 1986
- 316 3 Avenue14,516 sq ft lot · 19.67 built FAR · built 2006
- 290 3 Avenue6,660 sq ft lot · 27.21 built FAR · built 1990
- 1533 Third Avenue12,300 sq ft lot · 16.19 built FAR · built 1991
- 280 3 Avenue4,950 sq ft lot · 18.13 built FAR · built 2012
- 152 East 87 Street13,013 sq ft lot · 11.91 built FAR · built 2018
C2-8A — quick questions
- What is the maximum residential FAR in C2-8A?
- 10, as of right, per NYC Zoning Resolution § 34-112 (C2-8A→R10A); § 33-122 (comm FAR); § 33-123 (CF FAR); § 23-22. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- What is the maximum commercial FAR in C2-8A?
- 2, as of right, per NYC Zoning Resolution § 34-112 (C2-8A→R10A); § 33-122 (comm FAR); § 33-123 (CF FAR); § 23-22. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is C2-8A a contextual district?
- Yes. C2-8A is a contextual district — its bulk rules pair floor-area ceilings with prescribed base and maximum building heights intended to mirror existing neighborhood form.
Keep learning
What do the C2-8A rules mean for a specific lot?
PearlAudit resolves the governing zoning for any NYC tax lot — district, overlays, special districts — and cites the Zoning Resolution section behind every rule claim.
District data: NYC municipal records (Department of City Planning) and the NYC Zoning Resolution. See our sources and methodology. Parcel data as of 2026-10-20.